Chapter 20.18 RESIDENTIAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, RM, RMD)

Chapter 20.18
RESIDENTIAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, RM, RMD)

Sections:

20.18.010 Purposes of Residential Zoning Districts.

20.18.020 Residential Zoning Districts Land Uses and Permit Requirements.

20.18.030 Residential Zoning Districts General Development Standards.

20.18.010 Purposes of Residential Zoning Districts.

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A. R-A (Residential-Agricultural) Zoning District. The R-A zoning district is intended to provide for areas appropriate for detached single-family residential dwelling units and light farming uses, each located on a single legal lot;

B. R-1 (Single-Unit Residential) Zoning District. The R-1 zoning district is intended to provide for areas appropriate for a range of detached single-family residential dwelling units, each located on a single legal lot, and does not include condominiums or cooperative housing.

C. R-BI (Two-Unit Residential, Balboa Island). The R-BI Zoning District is intended to provide for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot on Balboa Island.

D. R-2 (Two-Unit Residential) Zoning District. The R-2 Zoning District is intended to provide for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot.

E. RM (Multiple Residential) Zoning District. The RM Zoning District is intended to provide for areas appropriate for multi-unit residential developments containing attached or detached dwelling units.

F. RMD (Medium Density Residential) Zoning District. The RMD Zoning District is intended to provide for areas appropriate for medium density residential developments containing attached or detached dwelling units. (Ord. 2019-10 § 1, 2019; Ord. 2018-14 § 1, 2019; Ord. 2017-11 § 1, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.18.020 Residential Zoning Districts Land Uses and Permit Requirements.

A. Allowed Land Uses.

1. Table 2-1 indicates the uses allowed within each residential zoning district and the permit required to establish the use, if any, in compliance with Part 5 of this title (Planning Permit Procedures).

2. Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the residential character of each zoning district may be allowed as accessory, conditionally permitted, and/or temporary uses.

B. Prohibited Land Uses. A table cell with “—” means that the listed land use is prohibited in that zoning district.

C. Applicable Regulations. The last column in the table (“Specific Use Regulations”) may include a reference to additional regulations that apply to the use.

TABLE 2-1 ALLOWED USES AND PERMIT REQUIREMENTS	Residential Zoning Districts Permit Requirements *
	P	Permitted by Right
	CUP	Conditional Use Permit (Section 20.52.020)
	CUP-HO	Conditional Use Permit in Residential Zoning Districts (Section 20.52.030)
	MUP	Minor Use Permit (Section 20.52.020)
	LTP	Limited Term Permit (Section 20.52.040)
	—	Not Allowed *
Land Use See Part 7 of this title for land use definitions. See Chapter 20.12 for unlisted uses.	R-A	R-1**	R-BI R-2	RM RMD	Specific Use Regulations
Residential Uses
Home Occupations	P	P	P	P	Section 20.48.110
Single-Unit Dwellings—Attached	—	—	P	P	Section 20.48.180
Single-Unit Dwellings—Detached	P	P	P	P	Section 20.48.180
Multi-Unit Dwellings	—	—	—	P
Two-Unit Dwellings	—	—	P (1)	P	Section 20.48.180
Accessory Dwelling Units and Junior Accessory Dwelling Units	P	P	P	P	Section 20.48.200
Visitor Accommodations, Residential
Bed and Breakfast Inns	—	—	CUP-HO	CUP-HO	Section 20.48.060
Short-Term Lodging	—	—	P	P	Chapter 5.95
SB 9 Housing Developments	P	P	—	—	Section 20.48.205
Urban Lot Splits	P	P	—	—	Chapter 19.90 and Section 20.48.205
Care Uses
Adult Day Care
Small (6 or fewer)	P	P	P	P	Section 20.48.070
Large (7 to 14)	MUP	MUP	MUP	MUP	Section 20.48.070
Child Day Care
Small (8 or fewer)	P	P	P	P	Section 20.48.070
Large (9 to 14)	MUP	MUP	MUP	MUP	Section 20.48.070
Day Care, General	—	—	CUP-HO	CUP-HO
Residential Care Facilities
Limited (6 or fewer) Licensed	P	P	P	P	Section 20.48.170
Limited (6 or fewer) Unlicensed	—	—	—	CUP-HO	Section 20.48.170
General (7 or more) Licensed	—	—	—	CUP-HO	Section 20.48.170
General (7 or more) Unlicensed	—	—	—	CUP-HO	Section 20.48.170
Integral Facilities/Integral Uses	—	—	—	CUP-HO	Section 20.48.170
Parolee-Probationer Home	—	—	—	—
Other Uses
Parking Facility	MUP	MUP	MUP	MUP
Convalescent Facilities	—	—	—	CUP
Utilities, Minor	P	P	P	P
Utilities, Major	CUP	CUP	CUP	CUP
Wireless Telecommunication Facilities	—	—	—	MUP/CUP/LTP	Chapter 20.49
Accessory Structures and Uses	P	P	P	P
Animal-Keeping	P	P	P	P	Section 20.48.040
Personal Property Sales	P	P	P	P	Section 20.48.150
Special Events	See Chapter 11.03
Temporary Uses	LTP	LTP	LTP	LTP	Section 20.52.040

* Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular zoning district, are not allowed, except as provided by Chapter 20.12 (Interpretation of Zoning Code Provisions).

** Includes R-1-6,000, R-1-7,200, and R-1-10,000.

(1) Condominium projects and condominium conversions are not permitted in the R-BI Zoning District.

(Ord. 2022-17 § 1 (Exh. A), 2022; Ord. 2020-9 § 1, 2020; Ord. 2018-14 § 2, 2019; Ord. 2017-11 § 2, 2017; Ord. 2015-5 § 1, 2015; Ord. 2014-1 § 2, 2014; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.18.030 Residential Zoning Districts General Development Standards.

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-2 and 2-3, in addition to the development standards in Part 3 of this title (Site Planning and Development Standards).

TABLE 2-2

DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS
Development Feature	R-A	R-1	R-1-6,000	R-1-7,200	R-1-10,000	Additional Requirements
Lot Dimensions	Minimum dimensions required for each newly created lot.
Lot Area (1) (2)
Corner lot	87,120 sq. ft.	6,000 sq. ft.	6,000 sq. ft.	7,200 sq. ft.	10,000 sq. ft.
Interior lot	87,120 sq. ft.	5,000 sq. ft.	6,000 sq. ft.	7,200 sq. ft.	10,000 sq. ft.
Lot Width
Corner lot	125 ft.	60 ft.	60 ft.	70 ft.	90 ft.
Interior lot	125 ft.	50 ft.	60 ft.	70 ft.	90 ft.
Lot Depth	N/A	N/A	80 ft.	90 ft.	100 ft.
Density/Intensity	Each legal lot shall be allowed one single-unit detached dwelling. Accessory dwelling units and junior accessory dwelling units may be allowed pursuant to Section 20.48.200.
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).
Front:	20 ft.	20 ft.	20 ft.	20 ft.	15 ft.	20.30.110 20.48.180
Side (interior, each):						20.30.110 20.38.040(H) 20.48.180
Lots 40 ft. wide or less	5 ft.	3 ft. (4)	6 ft. (7)	5 ft. (7)	10 ft. (7)
Lots wider than 40 ft.	5 ft.	4 ft.	6 ft. (7)	5 ft. (7)	10 ft. (7)
Side (street side):						20.30.110 20.38.040(H) 20.48.180
Lots 40 ft. wide or less	5 ft.	3 ft.	6 ft. (7)	5 ft. (7)	10 ft. (7)
Lots wider than 40 ft.	5 ft.	4 ft.	6 ft. (7)	5 ft. (7)	10 ft. (7)
Rear:	25 ft.	10 ft.	6 ft.	20 ft.	10 ft.	Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting an alley shall provide a setback for the first floor of at least 10 ft. from the alley.
Abutting Alley:
10 ft. wide or less	N/A	5 ft.	N/A	N/A	N/A
15 ft. wide or less	N/A	5 ft.	N/A	N/A	N/A
15'1" to 19'11"	N/A	3'9"	N/A	N/A	N/A
20 ft. wide or more	N/A	0	N/A	N/A	N/A
Bluff edge setback	As provided in Section 20.28.040 (Bluff (B) Overlay District). See also Section 21.28.040.
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.
Site Coverage	Maximum percentage of the total lot area that may be covered by structures.
Lots 40 ft. wide or less	N/A	N/A	60%	60%	60%
Lots wider than 40 ft.	40%	N/A	60%	60%	60%
Floor Area Limit (gross floor area)	N/A		N/A
Citywide		2.0 (5)(6)
Corona del Mar		1.5 (5)(6)
Height (3)	Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Flat roof	24 ft.	24 ft.	24 ft.	35 ft. and 2 stories	24 ft.	See 20.30.060(C)(2) (Height Limit Areas) and 20.30.060(B) (Height of Structures and Measurement)
Sloped roof; minimum 3/12 pitch	29 ft.	29 ft.	29 ft.	40 ft. and 2 stories	29 ft.
Bluffs	See Section 20.28.040 (Bluff (B) Overlay District).
Fencing	See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).
Landscaping	See Chapter 20.36 (Landscaping Standards).
Lighting	See Section 20.30.070 (Outdoor Lighting).
Parking	See Chapter 20.40 (Off-Street Parking).
Satellite Antennas	See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).
Signs	See Chapter 20.42 (Sign Standards).
Residential Development Standards	See Section 20.48.180 (Residential Development Standards and Design Criteria).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(2) Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that identified in this table in compliance with the provisions of Title 19 (Subdivisions). The minimum lot size shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot width and length may vary according to the width and depth of the original underlying lots. With the exception of tentative parcel maps for urban lot splits that meet the requirements of Section 20.48.205 (SB 9 Housing Developments and Urban Lot Splits in Single-Unit Residential Zoning Districts) and Chapter 19.90 (Tentative Parcel Maps for Urban Lot Splits), new subdivisions that would result in additional dwelling units beyond what the original underlying lots would allow are not permitted unless authorized by an amendment of the General Plan (GPA).

(3) On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the curb abutting the lot.

(4) Side setback areas for lots designated Special Fire Protection Areas shall be a minimum of five feet unless reduced by the Fire Marshal.

(5) The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(6) The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times the buildable area of the lot.

(7) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at the time the principal structure was constructed provided the addition meets applicable building and fire code standards.

TABLE 2-3

DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS
Development Feature	R-BI	R-2	R-2-6,000	Additional Requirements
Lot Dimensions	Minimum dimensions required for each newly created lot.
Lot Area (1) (2) (3)
Corner lot	2,375 sq. ft.	6,000 sq. ft.	6,000 sq. ft.
Interior lot	2,375 sq. ft.	5,000 sq. ft.	6,000 sq. ft.
Lot Width
Corner lot	60 ft.	60 ft.	60 ft.
Interior lot	50 ft.	50 ft.	60 ft.
Lot Depth	N/A	N/A	80 ft.
Site Area per Dwelling Unit	Minimum required site area per dwelling unit based on net area of the lot.
	1,000 sq. ft.	1,000 sq. ft.	3,000 sq. ft.
	No more than 2 units per lot
Site Coverage	Maximum percentage of the total lot area that may be covered by structures.
Site Coverage	N/A	N/A	60%
Floor Area Limit (9) (gross floor area)	1.5 plus 200 sq. ft.	2.0 Citywide (8) 1.5 Corona del Mar (8)	N/A
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).
Front:	20 ft.	20 ft.	20 ft.
Side (interior, each):
Lots 40 ft. wide or less	3 ft.	3 ft.	6 ft. (10)	20.38.040(H)
Lots 40'1" wide to 49'11" wide	4 ft.	4 ft.	6 ft. (10)	20.38.040(H)
Lots 50 ft. wide and greater	N/A	4 ft.	6 ft. (10)
Side (street side):				20.38.040(H)
Lots 40 ft. wide or less	3 ft.	3 ft.	N/A
Lots 40'1" wide to 49'11" wide	4 ft.	4 ft.	N/A
Lots 50 ft. wide and greater	N/A	N/A	6 ft. (10)
Rear:	10 ft.	10 ft.	6 ft.	Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting the alley shall provide a setback for the first floor of at least 10 ft. from the alley.
Abutting Alley
10 ft. wide or less	5 ft.	5 ft.	N/A
15 ft. wide or less	5 ft.	5 ft.	N/A
15'1" to 19'11"	3'9"	3'9"	N/A
20 ft. wide or more	0	0	N/A
Waterfront	10 ft.	10 ft.	N/A
Bluff edge setback	As provided in Section 20.28.040 (Bluff (B) Overlay District).
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.
Height (6)	Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Flat roof	24 ft.	24 ft.	24 ft.	See Section 20.30.060(C) (Increase in Height Limit)
Sloped roof; minimum 3/12 pitch	29 ft.	29 ft.	29 ft.	See Section 20.30.060(C) (Increase in Height Limit)
Bluffs	See Section 20.28.040 (Bluff (B) Overlay District).
Fencing	See Section 20.30.040 (Fences, Hedges, Walls and Retaining Walls).
Landscaping	See Chapter 20.36 (Landscaping Standards).
Lighting	See Section 20.30.070 (Outdoor Lighting).
Parking	See Chapter 20.40 (Off-Street Parking).
Satellite Antennas	See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).
Signs	See Chapter 20.42 (Sign Standards).
Residential Development Standards	See Section 20.48.180.

TABLE 2-3

DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued)
Development Feature	RM	RMD	RM-6,000	Additional Requirements
Lot Dimensions	Minimum dimensions required for each newly created lot.
Lot Area (1) (2) (3)
Corner lot	6,000 sq. ft.	6,000 sq. ft.	6,000 sq. ft.
Interior lot	5,000 sq. ft.	5,000 sq. ft.	6,000 sq. ft.
Lot Width
Corner lot	60 ft.	60 ft.	60 ft.
Interior lot	50 ft.	50 ft.	60 ft.
Lot Depth	N/A	N/A	80 ft.
Site Area per Dwelling Unit	Minimum required site area per dwelling unit based on net area of the lot unless the maximum number of units is shown on the Zoning Map.
Site Area per Dwelling Unit	1,200 sq. ft. (7)	1,000 sq. ft.	1,500 sq. ft.
Site Coverage	Maximum percentage of the total lot area that may be covered by structures.
Site Coverage	N/A	N/A	60%
Floor Area Limit (gross floor area)	1.75 (4)	N/A	N/A
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).
Front:	20 ft.	20 ft.	20 ft.
Side (interior, each):
Lots 40 ft. wide or less	3 ft.	N/A	6 ft. (10)	20.38.040(H)
Lots 40'1" wide to 49'11" wide	4 ft.	5 ft.	6 ft. (10)
Lots 50 ft. wide and greater	8% of the average lot width (5)	N/A	6 ft. (10)
Side (street side):		5 ft.
Lots 40 ft. wide or less	3 ft.		N/A	20.38.040(H)
Lots 40'1" wide to 49'11" wide	4 ft.		N/A
Lots 50 ft. wide and greater	8% of the average lot width (5)		6 ft. (10)
Rear:	10 ft.	25 ft.	6 ft.	Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting the alley shall provide a setback for the first floor of at least 10 ft. from the alley.
Abutting Alley
10 ft. wide or less	N/A	N/A	N/A
15 ft. wide or less	5 ft.		N/A
15'1" to 19'11"	3'9"		N/A
20 ft. wide or more	0		N/A
Waterfront	10 ft.		N/A
Bluff edge setback	As provided in Section 20.28.040 (Bluff (B) Overlay District).
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.
Height (6)	Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Flat roof	28 ft.	28 ft.	28 ft.	See Section 20.30.060(C) (Increase in Height Limit)
Sloped roof; minimum 3/12 pitch	33 ft.	33 ft.	33 ft.	See Section 20.30.060(C) (Increase in Height Limit)
Open Space	Minimum required open space (applicable to 3 or more units).
	Common: 75 square feet/unit	N/A	Common: 75 square feet/unit	Single-unit and two-unit dwellings developed on a single site shall comply with open volume area standards of Section 20.48.180 (Residential Development Standards and Design Criteria).
	Minimum dimension shall be 15 feet. Private: 5% of the gross floor area for each unit.		Minimum dimension shall be 15 feet. Private: 5% of the gross floor area for each unit.
	Minimum dimension shall be 6 feet.		Minimum dimension shall be 6 feet.	The minimum dimension is for length and width.
Residential Development Standards	See Section 20.48.180.
Bluffs	See Section 20.28.040 (Bluff (B) Overlay District).
Fencing	See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).
Landscaping	See Chapter 20.36 (Landscaping Standards).
Lighting	See Section 20.30.070 (Outdoor Lighting).
Parking	See Chapter 20.40 (Off-Street Parking).
Satellite Antennas	See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).
Signs	See Chapter 20.42 (Sign Standards).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(3) On a site of less than five thousand (5,000) square feet that existed prior to March 10, 1976, a two-family dwelling may be constructed; provided, that there shall be not less than one thousand (1,000) square feet of land area for each dwelling unit.

(4) The total gross floor area contained in all buildings and structures on a development site shall not exceed 1.75 times the buildable area of the site or 1.5 times the buildable area of the site in Corona del Mar; provided, that up to two hundred (200) square feet of floor area per required parking space devoted to enclosed parking shall not be included in calculations of total gross floor area.

(5) Interior and street side setback areas are not required to be wider than fifteen (15) feet; however, the side setback area on the street side of a corner lot, where the abutting lot has a reversed frontage, shall not be less than the front setback area required on the abutting reversed frontage.

(6) On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the curb abutting the lot.

(7) Portions of legal lots that have a slope greater than two-to-one (2:1) or that are submerged lands or tidelands shall be excluded from the land area of the lot for the purpose of determining the allowable number of units.

(8) The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(9) The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times the buildable area of the lot.

(10) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at the time the principal structure was constructed provided the addition meets applicable building and fire code standards.

(Ord. 2023-22 § 894, 2023; Ord. 2022-25 §§ 2 – 5, 2022; Ord. 2022-17 § 1 (Exh. A), 2022; Ord. 2020-28 § 1 (Exh. A), 2020; Ord. 2020-9 § 2, 2020; Ord. 2017-11 § 3, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)